Are the tools and templates (like the policies manual) truly plug-and-play or did they need major customization?

Ohio and other Midwest cities have undervalued duplexes and triplexes where 10–15% cash-on-cash is realistic, and you can often recycle capital faster with BRRRR-style plays.

These factors don’t guarantee success, but they create a backdrop where disciplined execution has room to work.Inspections also play a critical role in lifecycle evaluation.

I will probably flip this place eventually for a nice equity play. 

My humble advice to anyone attempting to do creative finance is:Creative finance is for experienced investors who have access to capital if anything goes wrong.Learn the lawsDon't use a contract "off the internet", laws vary by state and are also regulated on a federal levelLearn the financing techniques correctlyDon’t skip parts of the processDon’t ever do a “kitchen table” closingUse the proper deedAn attorney can help you with the legal work, but the rest you are on your ownYour guru will not bail you out“Investing” in someone else’s deal by providing a small 2nd loan so the “investor” can pay for “cash to the seller” and for “closing costs” so he can do the deal is a very bad planKnow what problems can ariseLearn the responses and solutions to problems before they are neededKnow everything there is to know about Title and what that meansKnow who a "protected class" individual isLearn the "back doors"Learn human natureUnderstand timelinesUnderstand regulation enforcement (some of these "mistakes" have a 10 year statue of limitations ( they can charge you 10 years AFTER you do the transaction) and carry hefty fines and possible imprisonmentThe court doesn't accept "I didn't know" for an answer"Know that the source of the lead plays a serious role in some states and federallyKnow how much of a "profit" pushes the boundaries to invite an investigationYou can be sued by the seller if you don’t do things correctlyYou are automatically at fault if an investigator or attorney or regulator gets involved.

Strong branding and operational excellence are critical to long-term returns.Final Investor Insight:Outdoor hospitality assets are not passive real estate plays.

Are you lookimg for just liens to get income or planning to make it acquisition play?  

Yes, I do.In fact, I've been on both sides, having intentionally allowed a property with soil defects go to tax sale in order to collect the surplus overbid funds (made $125,000 net profit on that play).Tax Title Service is in the risk business.

You can play hardball here. 

Got it — that flexibility helps.If courthouse steps are your core lane, one thing I’ve seen work is having a secondary acquisition channel lined up (off-market or MLS value plays) so capital isn’t sitting idle while seasoning plays out.Are you mainly focused on a specific county, or just wherever the numbers make sense?